Hopefully you can give me some idea of the cost involved in sorting out a house in Wales. There is a fairly basic builders merchants about 2 miles down the road and thereafter you're looking at Wrexham or Oswestry (about 30 miles). The house is located about 6 miles south of Bala 2 miles outside the village of Llanuwchllyn. The house is a traditional stone farmhouse about 150 years old.
Although in quite good condition, there are a number of things we would like done to it. If you could give me some idea of the cost (which I won't hold you to) I would be very grateful. At the moment it is empty with no kitchen other than a belfast sink with taps fitted.
The cellar measures about 14' x 14'. The floor has a few slate slabs but by and large is earth so digging out a couple of inches shouldn't be a huge problem. The present height from floor to ceiling is about 6 foot so if you could steal another 6 inches or so by lowering the floor -- so much the better. However the key problem is price, so the main work would be tanking so the cellar has a chance to dry out. It's not soaking down there but the house has been empty for a while so there is quite a bit of condensation. There is also a window (below ground level) to the outside and it needs a new window sill board. The walls are raw stone so there is no need to remove plaster.
The bathroom is downstairs and sits above the cellar. The sink, toilet and bath waste pipes emerge from the floor of the bathroom into the cellar so access is no problem. The mains water is also in the cellar so finding a feed is also no problem. I mention this because the only job in the bathroom is to fit a quadrant shower tray, cubicle and electric shower and a bit of tiling around the shower cubicle to make good. We already have the tray, cubicle and shower.
The front living room and back living room have log burners. With these I would like you to put a piece of fireproof board just inside the chimney with the chiminey pipe from the log burner going through the fireproof board to minimise the draft.
The stairs down to the cellar already has the framework for boxing off but there is about 3 feet either side that needs to be boxed off in something like pine tongue and groove and a door fitted to the stairs to the cellar.
There are no kitchen units fitted but there is an old Belfast sink with the taps above it. The only thing required here is to fit approximately an eight unit kitchen and worktop. The sink will not be moving so other than putting the taps on the new worktop, there will be no other plumbing. We will get the kitchen from B&Q and have it delivered to the house.
Upstairs nothing required other than in one of the bedrooms there is a hot water tank sitting on a wooden pedestal. We would like this boxed in in wood with a door -- effectively something like an airing cupboard.
Outside both of the chimneys need to be re-capped. The pointing on the walls and the chimneys is fine.
There is a rickety fence running along the front of the house and about half the distance again on the left-hand side of the house. What we want is to remove the fence and rickety gate at the side of the house and replace with a new fence and gate. About 20 meters of picket fencing with a wooden gate.
We also want the house completely rewired with a new consumer unit with MCB's and mains operated smoke alarm upstairs and downstairs. As I said above the house is stone so there will be no chasing into plaster or anything like that as all of the wires seem to run along the roof beams etc. The house is heated by storage heaters so I suppose these need to be on a separate ring main.
As I say at this stage, all I'm looking for is a ballpark figure and I won't hold you to it. However, if you are interested I am more than happy to be flexible on whatever you quote in respect of unforeseen circumstances. Additionally if you fancy a trip up there beforehand to agree a price that's no problem.
If interested post a reply and a means to contact you.
Although in quite good condition, there are a number of things we would like done to it. If you could give me some idea of the cost (which I won't hold you to) I would be very grateful. At the moment it is empty with no kitchen other than a belfast sink with taps fitted.
The cellar measures about 14' x 14'. The floor has a few slate slabs but by and large is earth so digging out a couple of inches shouldn't be a huge problem. The present height from floor to ceiling is about 6 foot so if you could steal another 6 inches or so by lowering the floor -- so much the better. However the key problem is price, so the main work would be tanking so the cellar has a chance to dry out. It's not soaking down there but the house has been empty for a while so there is quite a bit of condensation. There is also a window (below ground level) to the outside and it needs a new window sill board. The walls are raw stone so there is no need to remove plaster.
The bathroom is downstairs and sits above the cellar. The sink, toilet and bath waste pipes emerge from the floor of the bathroom into the cellar so access is no problem. The mains water is also in the cellar so finding a feed is also no problem. I mention this because the only job in the bathroom is to fit a quadrant shower tray, cubicle and electric shower and a bit of tiling around the shower cubicle to make good. We already have the tray, cubicle and shower.
The front living room and back living room have log burners. With these I would like you to put a piece of fireproof board just inside the chimney with the chiminey pipe from the log burner going through the fireproof board to minimise the draft.
The stairs down to the cellar already has the framework for boxing off but there is about 3 feet either side that needs to be boxed off in something like pine tongue and groove and a door fitted to the stairs to the cellar.
There are no kitchen units fitted but there is an old Belfast sink with the taps above it. The only thing required here is to fit approximately an eight unit kitchen and worktop. The sink will not be moving so other than putting the taps on the new worktop, there will be no other plumbing. We will get the kitchen from B&Q and have it delivered to the house.
Upstairs nothing required other than in one of the bedrooms there is a hot water tank sitting on a wooden pedestal. We would like this boxed in in wood with a door -- effectively something like an airing cupboard.
Outside both of the chimneys need to be re-capped. The pointing on the walls and the chimneys is fine.
There is a rickety fence running along the front of the house and about half the distance again on the left-hand side of the house. What we want is to remove the fence and rickety gate at the side of the house and replace with a new fence and gate. About 20 meters of picket fencing with a wooden gate.
We also want the house completely rewired with a new consumer unit with MCB's and mains operated smoke alarm upstairs and downstairs. As I said above the house is stone so there will be no chasing into plaster or anything like that as all of the wires seem to run along the roof beams etc. The house is heated by storage heaters so I suppose these need to be on a separate ring main.
As I say at this stage, all I'm looking for is a ballpark figure and I won't hold you to it. However, if you are interested I am more than happy to be flexible on whatever you quote in respect of unforeseen circumstances. Additionally if you fancy a trip up there beforehand to agree a price that's no problem.
If interested post a reply and a means to contact you.
